DELEGATED ITEM REPORT – CONVERSION AND EXTENSION OF OUTBUILDING – MILL FARM, LAMB HILL, LOW BRADFIELD

Planning Case Officer: Mark Nuttall/JK P File No: 2176 Authorised by: JK NP Number: NP/S/0617/0625 Date of Report: 19 September 2017

National Guidance: NPPF Core Strategy: GSP1, GSP2, GSP3, GSP4, DS1 Local Plan Codes: LC4, LH4, LH6 Local Guidance The Design Guide, Building design guide and the SPD on Alterations and extensions.

List of Background Papers (not previously published) Nil

Human Rights

Any human rights issues have been considered and addressed in the preparation of this report.

Report:

Site and surroundings

Mill Farm is a two bedroom farmhouse with attached single story outbuildings of gritstone construction under a slate roof. The house and outbuildings run above and parallel to Lamb Hill to the south, and are accessed along a long unmetalled track that also acts as a right of way.

The attached outbuilding is sited on the eastern end of the house and its first section next to the house has previously been converted into additional living accommodation. The house also has a glazed porch to the front and there is a range of further outbuildings on land to the east.

The property has no immediate neighbours.

The building is outside of any designated conservation area.

Proposal

To convert and extend the remaining section of the outbuilding to form an ancillary annex to the house.

Key issues

The impact of the development on the character and appearance of the building, and its impact in the wider landscape. Policy

Core Strategy policy GSP3 broadly sets out the Authority’s development management policies, requiring all development to respect, conserve and enhance all valued characteristics of the site and buildings that are subject to the development proposal.

Core Strategy policy L3 seeks to conserve and enhance archaeological, architectural, artistic and historic assets.

Local Plan policy LC4 states that where development is acceptable in principle it will be permitted provided it is of a high standard of design that respects and conserves the landscape, built environment and characteristics of the area.

Local Plan policy LH4 states that extensions and alterations to dwellings will be permitted provided that they do not detract from the appearance or amenity of the original building, its setting or neighbouring buildings.

Local Plan policy LC17 requires that sufficient information is submitted to assess the impact of development on ecological designated sites, species and features.

Local Plan policy LH6 permits the conversion of outbuildings within the curtilage of existing dwellings to ancillary residential use providing – amongst other things – that it does not harm the character of the building or dwelling, that the site would have sufficient parking space, that it would not lead to the need for another outbuilding at a later date, and that the new accommodation would remain under the control of the occupier of the main dwelling.

These policies are consistent with the wider range of conservation and design policies in the Development Plan and the National Planning Policy Framework, which promote high standards of design and support development proposals that would be sensitive to the locally distinctive character of the site and its setting and the valued characteristics of the National Park.

The high standard of design is further reinforced by SPD The Design Guide, the Building Design Guide and the document titled Alterations and extensions.

Consultation

Sheffield City Council – No response at time of writing. Bradfield Parish Council – No objections.

Comment

The principle of converting the remainder of the outbuilding to ancillary residential accommodation is acceptable under policy LH6 as the building is within the residential curtilage of the dwellinghouse.

The outbuilding as existing generally retains its traditional character, with the former conversion works having diluted its appearance by the introduction of window frames and doors that mark this part of it as clearly residential instead of reflecting more of an outbuilding and thus subservient character.

To create sufficient space for the annex the existing outbuilding would be extended in length and raised in height, thus introducing a break to the ridgeline halfway along its length as part of the development. This work would include removing an existing chimney – which reduces the previous domestication of the outbuilding and is welcomed. The break in the ridge would serve to break up the apparent length of the building, helping to prevent the extension from over elongating the property. In any case, the building already has a very long and linear form and the relatively short extension proposed is not considered to have a significant effect on that relationship. The other external changes are generally minimal and confined to new windows and doors apart from a large triple panel window which is proposed to the new gable end of the outbuilding. The scale and proportions of this opening is wholly out of keeping with the local building tradition and the character of the existing outbuilding which puts the larger openings under the eaves and keeps gable ends blank or lightly pierced by openings to give a high solid to void ratio. The proposed opening in the gable flies in the face of the design guidance, this local tradition and the established character of the existing outbuilding and if allowed would harm is character and appearance. Relocating the opening to the SW elevation would overcome the objection on design grounds and avoid a refusal and hence a condition is considered appropriate in this case given the principle of the development is acceptable. The condition can also allow the smaller living room window to be relocated to the gable end and possibly increased in height a little to give more of a vertical emphasis which would be more appropriate on the gable end.

With this change to the amended plans, which already revised an opening to the front of the building, would result in a fenestration that will relate well to the other openings.

Overall, subject to conditions requiring the above change as well as new materials and finishes to match the existing, the design is considered to conserve the character and appearance of the outbuilding and the dwellinghouse as required by policies GSP3, LC4, LH4, and LH6 as well as the adopted design guidance.

A number of separate outbuildings would remain on site and it is considered that this will mean that the development would not lead to a requirement for further outbuildings at a later date, meeting the requirements of LH6.

The wider impacts of the proposal are low. Where the alterations are visible they would, as amended, appear in keeping with the existing building and its setting, and are therefore in compliance with policies GSP3 and LC4.

The site includes a parking area that is considered sufficient to accommodate any extra vehicular parking that the development might generate.

The occupation of the building other than ancillary to Mill Farm would be contrary to the housing planning policies of the Authority, as it would result in a new open market dwelling. If the application is approved it is therefore considered necessary that for the sake of clarity a condition is imposed that requires the accommodation only be occupied in an ancillary capacity.

Due to the isolated setting of the site and the limited scope of the development it is not considered to raise any amenity issues.

Subject to the conditions outlined in the report it is considered that the proposal is in accordance with the Development Plan. Other material considerations and planning policies, including the NPPF, also support the proposal. Accordingly, the application is recommended for approval subject to conditions.

**Officer recommendation:**

That the application is **Approved** subject to the following conditions:

- 3 year time limit
- In accordance with revised plans with relocation of large gable end opening and living room window
- Use to remain ancillary to Mill Farm
- Design details